As someone unfamiliar with conveyancing in Truro what’s the number one tip you can give me concerning the legal transfer of property in Truro

Not many law firms shout this from the rooftops but conveyancing in Truro and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of room for conflict between you and other parties involved in the home moving process. For instance, the vendor, selling agent and even potentially the lender. Choosing a law firm for your conveyancing in Truro should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to look after your best interests and to protect you.

Every so often a potential adversary may try and persuade you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your mortgage broker may tell you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.

Is it correct that all Truro CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?

A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

The formalities of my remortgage has taken place for my property in Truro. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I was told two weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Truro is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

In my capacity as executor for the will of my father I am disposing of a residence in Swansea but I am based in Truro. My conveyancer (approximately 250 kilometers from merequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Truro to attest this legal document for me?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Truro based

I am hoping to complete next month on a ground floor flat in Truro. Conveyancing solicitors assured me that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Truro should include some of the following:

The physical ownership of the premises. This might be the apartment itself but might include a loft or basement if applicable. You should know if the lease allows you to add or upgrade aspects of the premises- you should be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is required Do you need to have carpet in the flat or are you allowed wood flooring? What options are open to you if a neighbour is in violation of a provision in their lease?

I purchased a garden flat in Truro, conveyancing having been completed 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Truro with over 90 years remaining are worth £190,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2087

With just 62 years left to run we estimate the price of your lease extension to span between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

My friend mentioned that when selecting a conveyancing solicitors they need approved by your lender. It happens to be my first home move but I have an offer in principle from Birmingham Midhshires and I already have a bricks and morter conveyancing solicitor in Truro in place. Will Birmingham Midhshires require an approved solicitor to be used? If so, where do I find that list for my conveyancing in Truro?

You need to use a solicitor that is on the Birmingham Midhshires panel. Simply ring your chosen Truro conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have a couple of options open to you here:

• Complete the purchase with your chosen Truro solicitor but Birmingham Midhshires will need to instruct a property lawyer from their approved panel. This will result in additional fees and probable frustration.
• Choose a new property lawyer to act in the purchase, ensuring that they are on the Birmingham Midhshires conveyancing panel.
• Convince your property lawyer to apply to join the lender panel.